Residential Fourplex with
For Sale
$1,485,000
7811 NE 10th Ct, Miami, FL 33138
Four residential units, each with a private patio, included parking, and furnished interiors.
Property Size3,081 SF
Days on Market153
Property Features for 7811 NE 10th Ct
General Information
Standard status
Active
Size
3,081 SF
Property subtype
Quadruplex
Additional Details
Business Included
Yes
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$15,300
Building Details
Building Size
3,081 SF
Year Built
1949
Tenancy
Multi
Listing Agency:
Abemar Beltran Real Estate P.A.
Listed By:
Abemar Beltran · License #3141326
(786) 487-1648
Source:
Relinkre
Added: Apr 7
Changed: Sep 5
Last Checked: Sep 5 at 4:50AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Abemar Beltran Real Estate P.A.
Investment Insights
Based on property information with market context.
This residential fourplex offers four separate units in a functional layout, with private patios for each unit. The units are being sold furnished, which can simplify immediate occupancy and ongoing operations.
The property is located at 7811 NE 10th Ct in Miami, FL, and is described as being just 10 minutes from beaches and restaurants. The offering includes parking, and the public remarks state there are no rental restrictions.
Overall, this is a four-unit income property with private outdoor space and parking in place for each unit.
The property is located at 7811 NE 10th Ct in Miami, FL, and is described as being just 10 minutes from beaches and restaurants. The offering includes parking, and the public remarks state there are no rental restrictions.
Overall, this is a four-unit income property with private outdoor space and parking in place for each unit.
Key Highlights
- Residential fourplex built in 1949 with 4 residential units
- Each unit has a private patio
- Units are furnished and include parking
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$61,791
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.16%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,235,820
$1.2M
Cap Rate 7%
$882,729
$882.7K
Cap Rate 9%
$686,567
$686.6K
Market Conditions
NOI Build-Up for 3,081 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$94.3K $30.60/SF
− Vacancy
−$6.0K −$1.95/SF
EGI
$88.3K $28.65/SF
− OpEx
−$26.5K −$8.60/SF
NOI
$61.8K $20.06/SF
Area
Miami, FL
Vacancy
6.37%
Lease Rate
$30.60 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,235,820
Cap Rate 7%
$882,729
Cap Rate 9%
$686,567
Alternative Uses
Best Use
Multifamily LT 5
$882.7K
$772.4K – $1.03M
NOI $61,791 @ 7.0% cap · market cap 4.16%
Second Best
Apartment 5plus
$813.1K
$711.5K – $948.6K
NOI $56,917 @ 7.0% cap · market cap 3.83%
Theoretical Best
Specialty Retail
$2.08M
$1.82M – $2.43M
NOI $145,579 @ 7.0% cap · market cap 9.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
1,288
Businesses Nearby
Explore this area
Business Placement
Demographics for 33138, FL
27,601
Population
14,310
Households
1.9
Avg Household Size
43
Median Age
47%
College-Educated
87%
High-School Grad
4.2 sq mi
ZIP Area
6,572
Density / Sq Mi
$71,518
Median Household Income
$52,853
Median Earnings
$1,647
Median Rent
$686,300
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Four residential units, each with a private patio, included parking, and furnished interiors.
Where is this quadplex located?
The property is located at 7811 NE 10th Ct Miami, FL.
What is the asking price?
The asking price for this property is $1,485,000.
What are key features of this property?
This property features: Residential fourplex built in 1949 with 4 residential units; Each unit has a private patio; Units are furnished and include parking
